12042 BITTERN HOLW TX 78758
| Owner | CHP GRACY WOODS II PROPCO LLC |
|---|---|
| Parcel ID | 0256160115 |
| Short ID | 461037 |
| Type | Real |
| Use Code | 76SN (unlisted) |
| Valuation | Income |
| Improvement SF | 34,347 SF |
| Land SF | 133,860 SF |
| Acres | 3.073 |
| Year Built | 1995 |
| Legal | LOT 2 BLK A GRACYWOODS NURSING CENTER |
| Neighborhood | 76SN |
| Land | $1,338,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,338,600 |
| Improvement | $4,236,400 |
|---|---|
| Total Improvement | $4,236,400 |
| Market | $5,575,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,575,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $5,575,000 |
| Taxable Value | $5,575,000 |
|---|
Appreciation: Market value has risen +21.1% from $4,604,895 (2021) to $5,575,000 (2025), a CAGR of 4.9% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2025→2026), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Commercial parcel countywide rose +17.8%, so this parcel has outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $114,092. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 24% of market value ($1,338,600 land vs $4,236,400 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~31 yrs), and rent roll drive the underwriting.
Submarket Position: At $5,575,000, this parcel sits in the top quartile (≥75th percentile) of Commercial property in Travis County — county median $1,382,921 (P25 $632,506 / P75 $3,258,143, n=13,595). Commercial here is the broad TCAD category — every commercial property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +12.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $15,333,378 by 2031, with an estimated annual tax burden around $254,926. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 34,347 SF | ✓ |
| 491 | SPRINKLER HEADS | 34,347 SF | ✗ |
| 551 | PAVED AREA | 25,830 SF | ✗ |
| 611 | TERRACE | 1,857 SF | ✗ |
| 501 | CANOPY | 1,260 SF | ✗ |
| 571C | STORAGE DET COMM | 768 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 224 SF | ✗ |
| 482 | LIGHT POLES | 6 SF | ✓ |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $51,579.90 | $51,579.90 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $29,213.95 | $29,213.95 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $20,953.36 | $20,953.36 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $6,579.78 | $6,579.78 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $5,764.55 | $5,764.55 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $114,091.54 | $114,091.54 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $51,579.90 | 45.2% |
| CAT City of Austin | 0.5240% | $29,213.95 | 25.6% |
| TCO Travis County | 0.3758% | $20,953.36 | 18.4% |
| THD Travis Central Health | 0.1180% | $6,579.78 | 5.8% |
| ACT Austin Community College | 0.1034% | $5,764.55 | 5.1% |
| Total | 2.0465% | $114,091.54 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,402,892 | $5,575,000 | +50.7% |
| Assessed Value | $8,402,892 | $5,575,000 | +50.7% |
| Land Value | $1,338,600 | $1,338,600 | +0.0% |
| Improvement Value | $7,064,292 | $4,236,400 | +66.8% |
| Taxable Value | $8,402,892 | $5,575,000 | +50.7% |
| Total Tax 2026 = estimate |
~$171,964
Estimated
|
~$114,092
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $8,402,892 | $1,338,600 | $7,064,292 | — | $8,402,892 | $8,402,892 | Not yet — post-cert | Preliminary |
| 2025 | $5,575,000 | $1,338,600 | $4,236,400 | — | $5,575,000 | $5,575,000 | ~$114,092 | Partial |
| 2024 | $5,700,000 | $1,338,600 | $4,361,400 | — | $5,700,000 | $5,700,000 | $109,202 | Verified |
| 2023 | $5,000,000 | $1,338,600 | $3,661,400 | — | $5,000,000 | $5,000,000 | $90,462 | Verified |
| 2022 | $4,650,000 | $1,338,600 | $3,311,400 | — | $4,650,000 | $4,650,000 | $91,834 | Verified |
| 2021 | $4,604,895 | $1,338,600 | $3,266,295 | — | $4,604,895 | $4,604,895 | $100,234 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +50.7% | +50.7% | ~100% | Not available | Partial |
| 2025 | -2.2% | -2.2% | ~100% | Not available | Partial |
| 2024 | +14.0% | +14.0% | ~100% | No billing data | Verified |
| 2023 | +7.5% | +7.5% | ~100% | No billing data | Verified |
| 2022 | +1.0% | +1.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +50.7% | +14.2% | +12.8% | +50.7% | 2026 | -2.2% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$114,092 | $101,165 | ~$219,251 | $114,092 | 2025 | $90,462 | 2023 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$9,476,994 | ~$9,243,181 | ~2.0139% | ~$186,152 | +12.8% |
| 2028 | ~$10,688,393 | ~$10,167,499 | ~1.9814% | ~$201,458 | +27.2% |
| 2029 | ~$12,054,639 | ~$11,184,249 | ~1.9488% | ~$217,963 | +43.5% |
| 2030 | ~$13,595,526 | ~$12,302,674 | ~1.9163% | ~$235,755 | +61.8% |
| 2031 | ~$15,333,378 | ~$13,532,942 | ~1.8837% | ~$254,926 | +82.5% |
| 2027 | ~$9,308,936 | ~$9,243,181 | ~2.0465% | ~$189,160 | +10.8% |
| 2028 | ~$10,312,674 | ~$10,167,499 | ~2.0465% | ~$208,076 | +22.7% |
| 2029 | ~$11,424,641 | ~$11,184,249 | ~2.0465% | ~$228,884 | +36.0% |
| 2030 | ~$12,656,505 | ~$12,302,674 | ~2.0465% | ~$251,772 | +50.6% |
| 2031 | ~$14,021,196 | ~$13,532,942 | ~2.0465% | ~$276,950 | +66.9% |
| 2027 | ~$9,645,052 | ~$9,243,181 | ~1.9977% | ~$184,648 | +14.8% |
| 2028 | ~$11,070,834 | ~$10,167,499 | ~1.9488% | ~$198,148 | +31.8% |
| 2029 | ~$12,707,382 | ~$11,184,249 | ~1.9000% | ~$212,503 | +51.2% |
| 2030 | ~$14,585,854 | ~$12,302,674 | ~1.8512% | ~$227,746 | +73.6% |
| 2031 | ~$16,742,011 | ~$13,532,942 | ~1.8024% | ~$243,914 | +99.2% |
In 2025, this property's market value of $5,575,000 places it in the top 25% for Commercial properties in Travis County (13595 comparable) — 4× the county median of $1,382,921. Commercial here is the broad TCAD category — every commercial property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $5,575,000 | $632,506 | $1,382,921 | $3,258,143 | ↑ Top 25% | -0.8% |
| 2024 | $5,700,000 | $647,500 | $1,401,787 | $3,362,090 | ↑ Top 25% | +0.0% |
| 2023 | $5,000,000 | $651,680 | $1,383,015 | $3,277,245 | ↑ Top 25% | +9.7% |
| 2022 | $4,650,000 | $535,964 | $1,190,250 | $2,842,216 | ↑ Top 25% | +3.3% |
| 2021 | $4,604,895 | $538,645 | $1,173,514 | $2,782,974 | ↑ Top 25% | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |